8 Mclendon Rd · Cusseta-Chattahoochee County, GA 36856

$269,977

4 bd · 2.0 ba · 2,106 sqft · SingleFamily public records · 24 Days on market

Built 1999 1.00 ac lot $128/sqft · 12% above area Est $310k · 13% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.7/30.0
• ARV discount +13.3/15.0
• Appreciation +6.1/10.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well-maintained brick home sitting on a spacious lot with plenty of room to enjoy both privacy and open outdoor space. Inside, you’ll find a functional layout with large windows bringing in natural light throughout the home. The exterior offers great curb appeal with mature landscaping, a covered parking area, and a wide-open yard perfect for everyday living, entertaining, or simply enjoying the peaceful setting. Conveniently located while still offering a more relaxed feel, this property combines space, comfort, and practicality all in one.

Key facts

• Large windows
• Spacious lot
• Brick home

Tags

• BRICK HOME
• SPACIOUS LOT
• LARGE WINDOWS
• MATURE LANDSCAPING
• COVERED PARKING AREA
• WIDE-OPEN YARD

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Lot with asphalt road frontage on a county road; Lot dimensions approximately 152 x 200 (1 acre)
• Financial info: No investor or income/expense details provided
• HOA & community: No community features listed

Exterior

• Parking: Attached carport; Two covered spaces; Two carport spaces
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Electricity available; Cable available; Sewer available; Water available
• Home design: Single-family residence; One story; No common walls
• Construction: Brick construction; Composition roof
• Exterior features: Patio; Back yard; Has view; No exterior structures listed

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Other interior features; One fireplace
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (13.2% below list).
• Recommended offer: $234k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.1% in Cusseta-Chattahoochee County — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Russell County (rural): math 18% / reading 45% proficiency, ranked #65 of 129 in AL (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.2% local appreciation)).
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; list at $270k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,246 (13.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $309,764
• List price: $269,977
• Delta: -12.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Old Glory Way Way	0.38mi	4/2.0	2,076 (-1%)	0mo	$307,000	$148	80
11 Justice Dr	0.32mi	3/2.5 (-1)	2,208 (+5%)	1mo	$288,000	$130	69
9 Silver Eagle Ct	0.64mi	4/2.0	2,066 (-2%)	0mo	$308,000	$149	67
29 Veterans Ct	0.56mi	4/2.0	2,025 (-4%)	3mo	$305,000	$151	64
48 Owens Rd	0.69mi	4/2.0	2,030 (-4%)	0mo	$320,000	$158	62
3 Old Glory Way	0.31mi	3/2.0 (-1)	1,873 (-11%)	0mo	$279,900	$149	62
33 Honeysuckle Way	0.38mi	4/2.0	1,833 (-13%)	3mo	$280,000	$153	58
10 Greyhawk Ct	0.57mi	4/2.0	1,832 (-13%)	1mo	$291,000	$159	51
15 Heartland Blvd	0.48mi	3/2.0 (-1)	1,828 (-13%)	1mo	$325,000	$178	50
34 Heartland Blvd	0.60mi	4/2.5	2,406 (+14%)	3mo	$354,900	$148	44
54 Heartland Blvd	0.67mi	4/2.5	2,379 (+13%)	3mo	$342,900	$144	43
11 Snow Shoe Ct	0.74mi	4/2.0	1,800 (-14%)	3mo	$279,900	$156	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.51×
• Total profit: $38,896
• Equity at exit: $110,196

10-year hold

• IRR: 12.3%
• Equity multiple: 2.69×
• Total profit: $127,944
• Equity at exit: $161,584

Cash invested: $75,594 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 36856

• Home prices YoY: 1.4%
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $268

Break-even live

Break-even rent $2,004

Max offer price $269,977

Occupancy floor 84%

Sensitivity live

Price	-10% $420	-5% $344	+0% $268	+5% $191	+10% $115
Rent	-10% $82	-5% $175	+0% $268	+5% $360	+10% $453
Rate	-1.0pp $403	-0.5pp $336	base $268	+0.5pp $198	+1.0pp $126

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $67,494
• Closing costs: $8,099
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	15d	1	0.32mi
106 Old Glory Way Fort Mitchell, AL	4.0	2.0	2094	$2,000	$0.96	22d	1	0.47mi
26 Apache Trl Fort Mitchell, AL	4.0	2.5	2738	$1,900	$0.69	15d	1	0.92mi
323 Owens Rd Fort Mitchell, AL	4.0	2.5	2504	$1,895	$0.76	22d	1	1.35mi

Listing history 6 events

1. 2026-06-02
   status $269,977 Pending 24 DOM
2. 2026-06-01
   days on market $269,977 Active 24 DOM
3. 2026-05-31
   days on market $269,977 Active 23 DOM
4. 2026-05-30
   days on market $269,977 Active 22 DOM
5. 2026-05-07
   listed $279,000 Active 569-char remark
6. 1999-07-14
   soldstatus $160,094

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $657 · $55/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: +$1,827/yr (+$152/mo · 278.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,110
• − Mortgage interest: −$15,123
• − Property taxes: −$657
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$7,854
• Taxable loss: −$1,372
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $3,539/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Russell County
• NCES district ID: 0102880
• Math proficiency: 18% ▼ -28.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $40,292
• Composite: 26.41/100
• National rank: #7226
• State rank: #65 of 129 in AL

Livability — Cusseta-Chattahoochee County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Russell County
• City population: 17,852
• Metro: Columbus, GA-AL
• Population (ZIP): 8,716
• Household income: $75,381
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 14.0

Population outlook (Russell County) Hauer SSP2

• Today (2025): 70,137 people
• By 2030: 75,826 · +8.1%
• By 2040: 87,858 · +25.3%
• By 2050: 99,721 · +42.2%
• By 2075: 128,009 · +82.5%
• By 2100: 149,251 · +112.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 53% White 32% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 3%
• Common ancestry: French 1% Iranian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Russell

• 2024 margin: Toss-up / Even · D 50.4% · R 48.7%
• 2008→2024 swing: -5.6pp toward R · 2008: 7.3pp · 2024: 1.7pp
• All cycles: 2024: D+1.7 2020: D+6.4 2016: D+1.9 2012: D+11.8 2008: D+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.25%
• Current HPI: 169.099
• Rent YoY: —
• Metro: Columbus, GA-AL
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+68.6% since first listed

4 events — show timeline

• 2026-06-01 Pending — EABOR
• 2026-05-19 Price Changed $269,977 EABOR
• 2026-05-07 Listed $279,000 EABOR
• 1999-07-14 Sold (Public Records) $160,094 Public Records

Property tax history

+4.0%/yr

Latest (2023): $657 · +14.7% YoY. Source: county tax records.